In my case, based on my system, I may offer more than (not much more) the AP because when I refinance...I get it all back anyway.Example:   AP = $54k$100k           ARV$  17k           Rehab + Closing$  71k           TOTAL COST$  75k           75% ARV (REFI loan)$    4k           Spread$  56k           OFFER ($2k higher than AP)$  73k           New TOTAL COSTMy cash flow won't change since I'm going to REFI $75k (75% of ARV) anyway, and as long as my total cost stays uner that $75k...I will still get it all back.

@Dan HillYellow Letters are marketing tools that will spread your message across the board.

The annuity lowers their tax burden by spreading the gain over years, and they will earn more money over the long run.Explain to the seller that they can keep the mortgage note for income, discount and sell it for cash, or use it as a down payment to leverage the purchase of other real estate.  

., you've already admitted to knowing the value is far above what you're offering and that big a spread tells me the sellers aren't sophisticated), the administrator could come after you for fraud as well.My recommendation is wait until the dust settles.

There wasn’t a huge spread on either of them but, most importantly, I’ve overcome the inertia and have got some momentum.

The contractor is already building a spread into his bid.

That should increase the spread in the example you used.As you stated, it is definitely better to go with the 15 year loan, as long as you can afford the vacancy or extra repair costs. 

Make sure the homes you are flipping have a good enough spread in them for you to make your profit. 

Due to crowdfunding obvious advantages of raising capital quickly for the operator and creating a many mutual fund of holdings capability for investors in small amounts spread across several real estate plays (geographically, vertically), this will happen in time.  

Be fair, give them great numbers and a great spread and plenty of room for the "uh oh" in the flip.